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Property profile & analytics
OFF-MARKET
Estimated value
$5,935,000
Assisted living facilities
1120 Cypress Gdns Blvd Winter Haven, FL 33884-1919
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-3383117
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Total area
59,000 SF
Lot
4.86 ac (211,571 SF)
APN
262834000000033050
UPID
US18-3383117
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.94M
Owner & transaction history
Pgwin Re LLC · 2 yrs held
Pgwin Re LLC
since 2024
Last sale
$6.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.8M
+40.2%
Industrial (general)
$8.2M
+18.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Winter Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winter Haven submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$6,960,000
Current use
AUTO REPAIR, GARAGE
$9,755,000
Change: +40% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,215,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,695,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,335,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$5.94M
Range $5.34M – $6.53M · ±10% · vs last sale $6.33M (Mar 18 2024)
Last sale anchor
$6.33M
Mar 18 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$101 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$138,954
Tax year 2023
Assessed value
$7,215,925
Assessed 2023
Previous assessed
$6,822,584
+5.8% YoY
Effective rate
1.93%
On assessed value
Assessed land
$327,926
Assessed improvement
$6,887,999
Land market value
$327,926
Improvement market value
$6,887,999
Total market value
$7,215,925
Applied tax rate
92,410.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1987
Heating
NONE
Stories
1
Units
1
Total area
59,000 SF
Lot
4.86 ac (211,571 SF)
APN
262834000000033050
UPID
US18-3383117
Jurisdiction
POLK
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$9.8M
INDUSTRIAL (GENERAL)
Est. value
$8.2M
WAREHOUSE, STORAGE
Est. value
$6.7M
COMMERCIAL (GENERAL)
Est. value
$6.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Stories
1
Units
1
Lot
4.86 ac
Current owner
From public records · entity-resolved
Pgwin Re LLC
Entity
Mailing address
2033 MAIN ST STE #300, SARASOTA, FL 34237-6062
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 18, 2024
$6,325,714
Pgwin Re LLC
Florida Convalescent Centers INC
Warranty Deed
—
Oct 6, 2016
—
Florida Convalescent Centers I
—
Deed
related
$12,500,000 · Capital One NA
Nov 6, 2013
—
Longhorn Properties INC
Sa-pg Operator Holdings LLC
Quit Claim Deed
related
—
Apr 2, 2008
—
Convalescent Centers I Florida
Palm Garden Of Winter Hvn Trust
Grant Deed
$944,238 · Privatebank & Trust
—
—
Florida Convalescent Ctrs INC
—
Deed Of Trust
related
$85,000,000 · Regions Bk/norcross Ga
—
—
Florida Convalescent Ctrs INC
—
Deed Of Trust
related
$30,000,000 · Capital One NA
—
—
Florida Convalescent Centers I
—
Loan Modification
related
$125,000,000 · Capital One NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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